Loading...
HomeMy WebLinkAboutZMA202200004 Review Comments Zoning Map Amendment 2022-11-3000UNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone(434) 296-5832 Fax (434)972-4176 November 30, 2022 Ms. Rachel Moon Shimp Engineering, PC 912 E. High Street Charlottesville, VA 22902 rachel(a-),shimn-eneineerine.com / 434-227-5140 RE: ZMA202200004 1906 Avon Street Extended; 2"1 Submittal Dear Ms. Moon: Staff has reviewed your second submittal for the zoning map amendment, ZMA202200004, 1906 Avon Street Extended. We have a number of questions and comments which we believe should be addressed before we can recommend favorably on your ZMA request. We would be glad to meet with you to discuss these issues. Review comments are provided below, organized by Department, Division, or agency. Our comments are provided below: Planning — General Application Comments 1. This application proposes a density that is significantly higher than what is recommended by the Southern and Western Urban Neighborhoods Master Plan, for these properties, at nearly twice as dense (10.43 units / acre proposed vs. a maximum of 6 units / acre recommended). It proposes a density that is more appropriate for the Urban Density Residential land use designation, whereas these parcels are designated at Neighborhood Density Residential. The proposal is not in conformance with the recommendations of the comprehensive plan. This comment remains; however, thank you for providing your reasoning for why this proposal may be appropriate for this area, even though the requested density is above the comprehensive plan's recommended density for these specific parcels. 2. Multi -family residential uses, as proposed for some of the units within this development, are not identified as a primary use within the Neighborhood Density Residential land use designation. This comment remains; however, thank you again for providing your reasoning for why this proposal may be appropriate for this area, even though the proposed residential types are different from those types recommended by the comprehensive plan for these specific parcels. 3. The Open Space section on sheet 2 of the concept plan references a cluster development. However, there does not appear to be any commitment in the application that this project would be developed using the cluster regulations. Response acknowledged. 4. On sheet 4, is there a proposed maximum number or range of units in each of the two blocks? For your information, other applications approved by the Board have included notes allowing, for example, a 10% change in the final size of a block from what is identified in the approved application or concept plan. (See Premier Circle ZMA2020-00011.) 5. A lack of a direct vehicular connection with Avon Street does not promote the policy of interconnectivity, with potential conflicts regarding access with the existing Avon Park subdivision. It is recommended that a direct connection is provided to Avon Street. Comment remains; however, staff acknowledges the response regarding design and engineering considerations for a street connection to Avon St. 6. What is the proposed amount/percentage of green and/or open space being provided with this development? There appears to be a minimal amount of open space proposed for the requested density. Response acknowledged; please be aware that retaining walls cannot be included in required open space calculations. 7. Is sidewalk proposed to be constructed along the Avon Street frontage of this property? See also comments from the Transportation Planning division below. It may be helpful to clarify that this sidewalk is being constructed by the County (labelled as such), instead of identifying it as an "existing sidewalk," as found on sheet 8, since the sidewalk is not yet there. 8. The sheets are not consistent in showing sidewalks along Hathaway Street and the central building envelopes of Block 1, heading toward the central green space, from the existing Avon Park. See below for screenshots. This issue also exists for the building envelope directly to the south, adjacent to Avon Park. Sheet 5: : ba i p� I: CJ J`ac`oQe O 130 4 `, \ fP ....,� R°da Sheets 6-9: Planting Strip and Sidewalk Waiver Requests The issue mentioned above in comment #8 also applies to the sidewalk and planting strip waiver request exhibit, which is not consistent with the concept plan sheet on where these elements are proposed. Also, no sidewalk is shown at the extreme northwest end of Public Road A (Hathaway Street), adjacent to the church's property and the row of townhouses. Either depict sidewalk there or include that area in the waiver request exhibit. Neighborhood Model Projects located within the Development Areas are typically reviewed for consistency with each of the Neighborhood Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the Neighborhood Model. More detailed comments may be provided after more detailed plans are provided. Pedestrian Orientation Terracing the retaining walls helps provide more positive pedestrian orientation, as does providing a connection between the housing units and the planned sidewalk along Avon Street. The wall between the parking envelope and the SWM area remains 10 feet. Landscaping would be appropriate to help screen this wall from the Avon Street ROW. There is no sidewalk connecting the units of Block 1 with the central open space area on some sheets. See comment #8 above. Mixture of Uses Although only residential uses are proposed for this property, a mixture of different housing types are proposed, including multi -family and single-family attached units. There are not similar multi -family units in the surrounding area. Neighborhood Centers There appears to be sufficient space provided in the central green space area to accommodate required recreational facilities. This spot could function as a center for this neighborhood. The crosswalk helps to provide connections with the Block 2 area. There do not appear to be any sidewalks connecting with the other portions of Block 1. (See comment #8 above.) Mixture of Housing Types A mixture of housing types is being provided, including single-family attached units and Affordability and multi -family units, which also adds to the larger mix of housing types in the surrounding area. There may be a mixture of affordability provided because of the housing types mixture. The applicant also proposed affordable housing in conformance with the recommendations of the comp plan and the County's housing policy. Relegated Parking The main parking area for the multi -family units is relegated from Public Road A; however, it would be visible from Avon Street, on a hillside overlooking that road. Terracing the retaining walls will help to better screen the parking, as landscaping can be planted among the walls. Appropriate landscaping will be important in screening this parking area from the Avon Street corridor, especially if the 10-ft. wall between the parking and the SWM area is constructed to that height. Interconnected Streets and The proposed interconnections with Hathaway Street to the south and the vacant parcel Transportation Networks to the north are important for creating a more well-connected street network in the southern Avon St. corridor. However, staff has significant concerns about the lack of a direct interconnection with Avon Street. Multimodal Transportation There do not appear to be minimal multimodal transportation opportunities with this Opportunities project. However, providing a pedestrian connection between the units of this proposal with the new sidewalk planned along Avon Street will help to provide some connections for pedestrians. Parks, Recreational There appears to be sufficient open space in this development to accommodate the Amenities, and Open Space minimum requirements for recreational facilities. There are no sidewalks or crosswalks connecting the central open space with the Block 1 units. Buildings and Spaces of Terracing the retaining walls and providing no wall over six feet in height helps to Human Scale create a space of more human scale. The size and massing of the multi -family structures will be important in determining this development's human scale as a transition occurs from Avon Park into this new proposal along Hathway Street. Redevelopment This principle is met, as these three subject parcels are proposed to be redeveloped with a higher density of residential units than what currently exists on the property. Respecting Terrain and There are areas of managed steep slopes on this property. These areas can be disturbed; Careful Grading and Re- however, careful grading of these areas will be important, and any retaining walls grading of Terrain proposed for these areas must meet the requirements identified in the zoning ordinance. Limiting retaining walls to a maximum of six feet in height will help to create a more pedestrian friendly environment in this area. Clear Boundaries Between This principle is not applicable to the request. the Development Areas and the Rural Area Planning - Transportation The following comments regarding this proposal have been provided by Jessica Hersh-Ballering, Transportation Principal Planner, ihballering@n,albemarle.org: 1) The ZMA application documents do not show the completed sidewalk along Avon Street Extended. 2) The ZMA application documents and the Sidewalk Waiver exihibit show plans to exclude sidewalks around the Central Greenspace/tot lot. This results in unsafe access to a child -centered space. It would encourage mid -block crossings to access the greenspace/tot lot and/or encourage walking through residences' side yards. 3) The applicant should consider providing pedestrian access between the parking envelope and Public Road A so pedestrians are not walking in the roadway. 4) The applicant should consider making the pedestrian facilities connecting Public Road A and Avon ADA compliant. Zonina Division, Community Development Department No objections at this time; Francis MacCall, Zoning Chief of Planning/Deputy Zoning Administrator, fmaccall@albemarle.org. Engineering & Water Resources Division, Community Development Department No objections at this time; Deputy County Engineer, Emily Cox, ecox2@albemarle.org. Building Inspections Division, Community Development Department Review pending; comments will be forwarded to applicant upon receipt by County staff, Betty Slough, Building Plans Reviewer, bslough@albemarle.org. Albemarle County Service Authority Review pending; comments will be forwarded to applicant upon receipt by County staff; ACSA contact, Richard Nelson, melson&serviceauthority.org. Virginia Department of Transportation See the attached comment memo; VDOT contact, John C. Wilson, john.c.wilson@vdot.vir ig nia.gov. Resubmittal If you choose to resubmit, please use the attached form. There is a fee for the second resubmittal, as well as all subsequent resubmittals. Resubmittal dates are the first and third Mondays of each month. Notification and Advertisement Fees It appears that the Public Notice Requirement fees have already been paid for this application. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Please feel free to contact me if you wish to meet or need additional information. My email address is areitelbach&albemarle.org, and my phone number is 434-296-5832 ext. 3261. Sincerely, Andy Reitelbach Senior Planner II Planning Division, Department of Community Development enc: Comment Memorandum from VDOT Zoning Map Amendment Resubmittal Form COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION Stephen C. Brich, P.E. 1401 East Broad Street Commissioner Richmond, Virginia 23219 November 2, 2022 County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Attn: Andy Reitelbach Re: ZMA-2022-00004 — 1906 Avon St Ext — Rezonning Request Review# 2 Dear Mr. Reitelbach: (804) 7862701 Fax: (804) 7862940 The Department of Transportation, Charlottesville Residency Transportation and Land Use Section has reviewed the above referenced plan as prepared by Shimp Engineering dated October 3, 2022 and offers the following comments: 1. The conceptual road network as it is currently presented meets VDOTs connectivity requirements. 2. Note that the final plan must show conformance with the VDOT Road Design Manual Appendices 13(1) and F, as well as any other applicable standards, regulations or other requirements. These plans are generally acceptable. If further information is desired, please contact John Wilson at 434-422-9782. A VDOT Land Use Permit will be required prior to any work within the right-of-way. The owner/developer must contact the VDOT Charlottesville Residency Land Use Section at (434) 422-9399 for information pertaining to this process. Sincerely, John C. Wilson, P.E. Assistant Resident Engineer Land Use VDOT - Charlottesville Residency VirginiaDOT.org WE KEEP VIRGINIA MOVING Resubmittal of information for �$��°F"`8 Zoning Map Amendment t ��RG/NAP PROJECT NUMBER THAT HAS BEEN ASSIGNED: ZMA2022-00004 1906 Avon Street Ext. Owner/Applicant Must Read and Sign I hereby certify that the information provided with this resubmittal is what has been requested from staff Signature of Owner, Contract Purchaser Print Name FEES that may apply: Date Daytime phone number of Signatory Resubmittal fees for original Zoning Map Amendment fee of $2,958 ❑ First resubmission FREE ® Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,479 at Technologv surcharge +4% Resubmittal fees for original Zoning Map Amendment fee of $4,141 ❑ First resubmission FREE ❑ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $2,070 ❑ Technology surcharge +4% To be Daid after staff review for Dublic notice: Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body. ➢ Preparing and mailing or delivering up to fifty (50) notices $237 + actual cost of first-class postage ➢ Preparing and mailing or delivering each notice after fifty (50) $1.19 for each additional notice + actual cost of first-class postage ➢ Legal advertisement (published twice in the newspaper for each public hearing) Actual cost (averages between $150 and $250 FOR OFFICE USE ONLY Fee Amount $ Date Paid By who? Receipt # Ck# By: Community Development Department 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 Revised 7/1/2021 Page 1 of 1